Adopt Resolutions #17-05-106 and #17-05-107 Granting Approval of the Final Plat and Development Agreement for Woodlands 4th Addition (Project #16-102); Case of Lennar

The purpose of this case is to consider a final plat for twenty seven (27) single-family lots, located north of Alpine Drive NW and west of Ramsey Boulevard NW, that will be added to the remaining undeveloped lots in the Woodlands development. If approved, this would result in the final build-out of the Woodlands development.

Staff attempted to notify all Property Owners within a 700 foot radius of the Subject Property of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County Union Herald.

The property was rezoned from R-1 Rural Developing to R-1 (MUSA). The final plat meets all requirements for the R-1 (MUSA) zoning district, with necessary modifications as outlined in the Staff Review Letter. Civil Engineering Plans are generally acceptable to the City Engineer, with amendments also outlined in the Staff Review Letter. The Landscape and Tree Preservation Plans are also generally acceptable with revisions as outlined in the Staff Review Letter.

On April 26, 2017, the Metropolitan Council did approve the requested Comprehensive Plan Amendment without any contingencies.  However, their approval came with a strong recommendation that the wetlands and stormwater ponds be platted as publicly owned outlots to provide better protection of the ecological resources on the Subject Property.  Staff is working with the Applicant on the idea of a wetland and stormwater protection easement that would encumber these areas rather than creating separate outlots for these lands.  This would not have any impact on the proposed configuration of the plat yet still would seem to meet the intent of the Metropolitan Council's recommendation for better ecological resource protection.  Furthermore, if some sort of physical marker were installed along the easement boundary, this would assist even more in reducing potential encroachment issues and;/or vegetative alterations.

The Planning Commission held a public hearing on the Preliminary Plat at their December 1, 2016 meeting. There were no written or verbal comments received. One item that the Planning Commission did discuss was water quality for the homes at the end of the cul-de-sac (due to its length, which was approved via a Variance on December 1, 2016). The Planning Commission ultimately added a contingency to their recommendation for approval that the City complete additional maintenance, as needed, on the water line (e.g. additional flushings) to eliminate potential stagnant water at the dead end.

The Planning Commission conducted a Public Hearing for the requested Zoning Amendment on January 5, 2017 and there were no written or verbal comments received.  Staff did receive a couple inquiries about the development from residents wanting to ensure that it was following all applicable regulations pertaining to wetlands.  The development is subject to not only the City's standards, including the lot depth requirement and wetland setback requirement, which now provide additional protections to wetlands then existed for previous additions of Woodlands, but also to review by the Lower Rum River Watershed Management Organization (LRRWMO) standards as well.  The Planning Commission did recommend approval of the Zoning Amendment.

Alternative 1.  Approve Resolutions #17-05-106 and #17-05-107 granting Final Plat approval of Woodlands 4th Addition and approving the Development Agreement, subject to review and approval as to legal form by the City Attorney as well as review by the City Engineer regarding the cost estimates for the Stage I surety and contingent upon compliance with the Staff Review Letter dated May 5, 2017, and direct Staff to work with the Applicant to secure an ecological protection easement over the wetlands and stormwater ponds. The Final Plat is consistent with the approved Preliminary Plat and there are no major discrepancies unresolved. Furthermore, the added layer of protection an ecological easement would provide should reduce future issues, such as encroachment.  Staff supports this alternative.

Alternative 2.  Approve Resolutions #17-05-106 and #17-05-107 granting Final Plat approval of Woodlands 4th Addition and approving the Development Agreement, subject to review and approval as to legal form by the City Attorney as well as review by the City Engineer regarding the cost estimates for the Stage I surety and contingent upon compliance with the Staff Review Letter dated May 5, 2017, but do not direct Staff to work with the Applicant to secure an ecological protection easement over the wetlands and stormwater ponds. The Final Plat is consistent with the approved Preliminary Plat and there are no major discrepancies unresolved. While not a contingency of the Met Council's approval of the CPA, added protections for the ecological resources in the area was a strong recommendation of theirs.  Moreover, this added layer of protection for these resources should reduce future issues, such as encroachment.  Staff does not support this alternative.

Alternative 3.  Do not approve the Final Plat and Development Agreement.  The Developer has completed quality work in the past and the product will be similar to the single family homes constructed in previous Woodlands additions.  Furthermore, the Final Plat is consistent with the approved Preliminary Plat and thus, Staff does not support this alternative.

All costs associated with processing the Application are the responsibility of the Applicant. 

Motion to adopt Resolutions #17-05-106 and #17-05-107, contingent upon:

• Compliance with the Staff Review Letter dated May 5, 2017; and
• Review of the Development Agreement by the City Attorney and City Engineer with regard to legal form and the cost estimates for the Stage I surety.

and to direct Staff to continue to work with the Applicant to secure an ecological protection easement over the wetlands and stormwater ponds.